After all these glorious years, "Ludgates" is passing the torch!

A few weeks ago, Mike Ludgate sent out this announcement. "After 37 years as a family business and no heirs to take it into the next generation, the Ludgate family is exploring new options. It has been especially difficult to manage without "The Squire" around to keep watch over everything. I think we: (Roberta, Linda and Mike) are ready to try something new. He sent this message yesterday which he invited friends to share: Our first choice right now would be to "pass the torch" of the family business to another family, person or group who could take Ludgate Farms to the next level - some youthful enthusiasm would be terrific right now! The food business has changed a lot in 37 years and is now entering another really exciting period with all this interest local, renewable and sustainable. We have taken what we think is the logical first step; this is a business that works the best if the owners are living on the premises - so we have put the entire business and real estate on the market. This would be an excellent opportunity for an energetic person or family to jump right into an established farm market with a loyal customer base."

Well ... it worked! We found someone! Or they found us, or both!

We are pleased to announce that Ludgate Farms is changing hands this coming January. Having run the farm stand since its inception in 1973, the Ludgate family has sold the business to another local family, the Quinn-Jacobs. The Ludgate family will remain in the area and are looking forward to a variety of "second careers".

The new owners, Katie & Dave Quinn-Jacobs, are looking forward to contributing to the productivity and future development of the farm stand in the years ahead. Katie is the founder of IthaCan, the local home food preserver’s network and both she and Dave are developers for Harvestation, the online farmer’s market that was launched this past harvest season. Betsy Appleton, who has a strong background in the local food movement, will be the new Ludgate Farms general manager-in-residence.

While bringing some fresh ideas and new initiatives to the store, the incoming management team is committed to maintaining the tradition of supplying the local community with a great selection of fresh produce, specialty groceries, bulk goods and locally produced items that Ludgate Farms has offered the Ithaca area for over three decades. Stay tuned for some innovations in the farm stand and we’ll be in touch as we move ahead.

Have a happy & healthy holiday season and see you at Ludgate's!

Roberta, Michael, Linda, Katie & Dave

IthaCan: http://ithacan.ning.com/
Harvestation: http://www.harvestation.com/
Ludgate Farms http://www.ludgatefarms.com/

PANCAKES ALL DAY LONG / ELECTION DAY, Tuesday, Nov. 2, 7:00 am - 7:00 pm

The Ithaca Rotary Club's 37th Annual Rotary Pancake Day is November 2nd, 7am to 7pm Election Day.

Pancake Day is one of our great annual events that makes Ithaca such a fabulous place to live! Held at the Women's Community Building,located on the corner of Cayuga and Seneca Streets in Ithaca, Pancake Day has become an Ithaca tradition where we gather to eat, make new friends and see old ones, speculate on election turnouts, and generally have a good time!

Please come-- If you've never attended this event before I can assure you after the first time it will become part of your family's tradition, too! Call your spouse or a group of your friends, just decide when during the day you want to meet, and put it on your calendar. Pick up the kids-- don't let them miss out-- because they all eat free!

Blueberry pancakes and yogurt join this year's menu along with the traditional staples of pancakes, scrambled eggs, bacon, sausage, hash browns, applesauce, fruit, coffee, tea, and orange juice. Cooked and served on site by Rotarians and Youth Exchange Students, your meal will be hot and delicious!

Tickets are $7 for adults ­ kids under age 12 eat free! Proceeds from this special event are used to fund our International Student Exchange Program, so please consider helping sustain this important opportunity to promote international understanding and good will.

My husband, David, and I usually meet there around 6:00 pm, if you're there at that time, too-- then I'll look forward to a quick wave or hello!
If you're not in town for this event, just think of us enjoying the good food and company! But wherever you may be this Election Day, be sure to get out and VOTE!

Oh, and if you have friends in Ithaca whom you think might appreciate a reminder of this event, please send this to them!

NEW LILSTING: 47 Hollister Rd., Freeville, NY, $369,000

This is a definite MUST-SEE property located on the edge of Ellis Hollow on a spectaular Hilltop site.
Gorgeous and spacious 4-year-old Colonial sited on 2-1/2 acres has superb valley views, 3 bedrooms and 2-1/2 baths. Welcoming foyer has twin closets. Large eat-in kitchen open to the dining room w/ hickory cabinets, birch hardwood floors and huge pantry. French doors between dining room and living room. 3,000 sq. ft incl finished lower level w/workout area, laundry, mechanical room, and family room opening to patio w/ hot-tub for year-round outdoor entertaining. Oversize 3-car garage.

Features include hi-efficiency Buderus boiler, Superior lower level walls, 30-yr architectural shingled roof, welcoming front porch, back deck and new concrete patio.. Walk-in closet, Jacuzzi and twin sinks in Master. Twelve minutes or less to Cornell, 15 minutes to Ithaca College.

Check out the photos then call me or your Realtor to schedule an appointment!

Great Price Reduction on 5 Burheight Glen Rd., in Spencer-- NOW $162,900

Just a quick note to let everyone know that I have a price reduction to announce on the property at 5 Burheight Glen Rd., a very well maintained, move-in-ready 3-BR, 2-BTH ranch on over an acre with stunning valley views. Remodeled with formal entry, kitchen with wonderful new stainless appliances and gleaming refinished cabinets. Spacious master suite s bath has double sinks, top-of-the-line spa tub, oversize tile-walled shower, toilet and bidet, all with gold-plated fixtures, beautiful hardwood/tile floors (carpet in master BR) , two oversize workshop/craft areas opening to the outside.

Watkins Glen Walk-thru and Closing

It's such a beautiful day today-- the Leaves are at peak! The drive over to Watkins Glen for the final walk-through with my clients who have been searching for the perfect village home for over one year.
They're happy with their new property-- This grand old home offers such potential.
Next time I'll see them is at their housewarming!

Tips for Moving Day

Having just moved last month myself I can say that these are great tips from Paige Tepping in a recent article:

RISMEDIA, July 31, 2010--With the summer selling season in full swing, millions of Americans are finalizing real estate deals and preparing for moving day. If moving day has you feeling stressed, the following tips from the experts at GoMovers.com will help you prepare for a seamless transition.

-Complete as much packing of the items you're packing yourself by the day before your moving day. Take care of any last minute items early in the morning on moving day. Doing so serves a dual purpose: Only the items the packers are handling will be left, which will help them concentrate only on what they're going to pack, and your mover won't need to wait around while you finish your portion of the packing job.

-Before the movers arrive to pack and load, remove any obstacles so they'll have a clear path from the door to the truck. Also, check hallways and stairways and eliminate any items that are in the way. If you'll need to remove a stair railing or other ‘impediment’ to get larger items out of the house (your estimator should have alerted you to this), do so before the movers arrive.

-Take a walk through the house and check closets and utility areas to make sure you haven't forgotten to pack anything that is coming with you to your new homes. Make sure the boxes you packed are clearly labeled and their room location at your destination is clearly marked on the box. Make sure all of your boxes are taped closed so nothing gets lost during transit.

-Move your cars as needed to make room in the driveway so the movers have a clear line between the house and the truck.

-Make accommodations for your pets. You might consider boarding or caging them on moving day or having them stay with a neighbor or relative during the actual move. You might be able to better accommodate them by taking them to your destination in advance. You'll want to do what's appropriate in order to keep them out of the way of the movers and help reduce their stress levels and anxiety.

-Plan to be around to keep a watchful eye on both the packers and the movers while they're packing and loading your possessions. That way, you'll also be readily available to answer any questions they might have. It doesn't hurt to build rapport with your movers and packers either, as they're more likely to do a good job if they like you.

Whatever Happened to Lindsay & Dan?

Just an update from their agent--

Lindsay had been contributing to this blog on her experiences with the sale of their home. They had JUST put it on the market. Then we all got too busy to continue the thread.

They received a strong purchase offer on their home one week after it was listed. They reached a meeting of the minds not long after and it went under contract. The Home Inspection was without incident and they expect to close the first week of August.

Why So Easy? Two Transactions, Incident-Free & Hassle-Free

Finally, two transactions that were incident-free and hassle-free. How and why did this happen? I'd like to hear from readers what were the characteristics of their smoothest real estate transaction ever.

In these two transactions, like all my transactions, I was careful to note phone calls, keep emails, notes from personal meetings, receipts, address requests for information as quickly as possible and respond to phone calls as quickly as possible.

In the first, I was selling my home. In the second I was buying a replacement home. In the first, my home wasn't actually on the market, another agent came to me because our home fit the needs of her client. At first request, having previously considered selling we gave an asking price, and verbally agreed to what we would accept, though the terms needed to be defined. We were not able to agree to the buyers' requested terms because we didn't have a home selected that would replace our current home. So we weren't able to reach agreement.

Two months later, however, we did find a home that met our needs. We acted on it immediately, at the same time going back to the aent who brought us the original offer to find out if her clients were still interested. They were. We accepted their offer and their original terms.

In the second, the purchase of what we hoped would be our replacement home, we looked at the home almost the first day it went on the market and put in our strong offer almost that day. There were other offers submitted and we immediately agreed to increase our offer price. Our offer was accepted, and we moved forward with both transactions.

What actually happened along the way to keep the transactions running smoothly?... more to come in a follow up post.

And by the way, I just don't buy this premise put forth in Wired Magazine: http://www.wired.com/wired/archive/13.05/realestate.html

Post #4 from Lindsay

Well, We've survived "open house week" We took some fantastic pictures on Thursday for the house listing with Cande. She wanted to come in the afternoon to get the lighting just right. Cande is a fantastic photographer, and it was great to document the house in such neat and clean condition. I have to admit I really like living in a clutter-free zone. It makes me appreciate why we bought this house in the first place. It is an 1890's house that is by no means perfect or square but it has some amazing personality and soul. It was built when Interlaken was at its height of prosperity. We live on a street called Railroad Avenue, and by no coincidence. The street terminates where there once was a railroad stop. Our house was one of the nicest on the street and that is due to its proximity to the railroad stop.


Wednesday, Cande held a realtor's open house at our home complete with wine tasting, cheese, and bread. Another Realtor had a client in the area and they decided to stop by and do a walk through while Cande was here. We also had someone come for a showing on Saturday so we are doing well. Cande held a public open house on Sunday but no one came. The weather wasn't very nice. We will see what tomorrow holds, maybe there is an offer on the horizon...

Interlaken Open House, Sunday

So here it is, Sunday, the day of our first public Open House at the sweetest Victorian at 3695 Railroad Ave in the Village of Interlaken.

BUT-- Not only is it / raining-- but it's blowing, the wind whirling and whipping through the trees! (see photo).

But I am in heaven on the porch, with wine, cheese, lemonade, crackers and other goodies. I know it's hard to get out today. But it's just such a pleasure to be here!

So, come on out if you can, until 1:00 this afternoon.

$125,000. New Village Listing in Interlaken: Beautiful Victorian

I can't wait for you to see charming Victorian home in the Village of Interlaken!
This wonderful,well-maintained 1890s farmhouse has a huge,inviting wrap-around porch on two sides that affords three different entrances to the home. Upstairs are three bedrooms and one bath, and there's a second full bath down.
The formal dining room has large breeze-swept windows, and a built-in cabinet for linens and dining pieces. Two pass-thrus open up the dining room and living room to the updated kitchen for gracious entertaining.
Newer fixtures, fresh paint in soothing colors up & down. Many newer double-pane, easy-care windows throughout. Property has an exceptional barn/garage built in 1999,with garage door opener and space for 3 cars. A large second floor loft above the garage is ideal for workshop or studio space and has plenty of storage space.
The current owners have made lots of updates and have added stunning perennial gardens.
Here's the link to this Listing-- and you can register for more expanded listing information here on my website: www.CandeCarroll.com and type in mls 131763 or 3695 Railroad Ave., Interlaken

Post #3 from Lindsay: Getting ready to sell

We had a realtor friend of my Mom's over (Cande) to give us an idea about what might be involved in selling our house.
My husband and I decided that the time was ripe to put our home on the market but we really didn't have the foggiest idea about how to do it. It's the first time we've ever done this because the house in question is the first place we've owned.
Cande hadn't ever seen the place before so it was fun to catch up. She got to see our place and meet our daughter for the first time. She asked a few very good questions about our situation. She wanted to know a.) How soon do you want to try and sell your home? b.) Where do you want to relocate to? c.) What will be the asking price of the home?
We wanted to know what we needed to do to show the home as soon as possible. Her answer was to fix a few odds and ends that we had to get to anyway even if we were going to stay and also in an off-hand sort of way "oh and just tidy up the place," and she'd be back the following week to take some photos for the listing.
This last sentence makes me smirk internally. You see, I am a recovering pack rat and my husband is a pack rat in denial. I say recovering because it's a disease that you are never really cured from. The idea of moving makes me cringe at the thought of having to get rid of the stuff one accumulates when one lives in one place for a while.
I like to consider ourselves green individuals. This is just a simple excuse to hang onto everything in case one might use it later. What does a person do about said problem? Call the family for reinforcements. I say family because only they could manage to tolerate doing such a heinous task and they work for unlimited food and beverages.
Over the weekend the family helped us clear the detritus of several years of living in one place. I'm not going to say that it was fun, but boy I guess I wouldn't mind staying so much now that it's done. Wouldn't they be mad if I called them up and said "April Fools!" Ha!

Post #2 from Lindsay: Why Does Anyone Move?

My husband and I have recently acquired a beautiful baby girl who for the last 6 months has joined us on our daily 2-hour commute to our jobs. We live 7 miles from work, however, between us and work lies a giant 300-foot deep, 38-mile long chasm filled with fresh water known as Cayuga Lake.
There have been schemes hatched about getting a boat and working out dockage on both sides of the lake, but due to various logistical barriers, including a boat that just won't run when we get it to water's edge but will start on command within the confines of our yard with no trouble, we have scrapped the idea.
Getting back to our daughter, I have been lucky enough for the first six months of her life to bring her along to work with me. I have wonderful employers. That time now is coming to a close. It's hard for me because I'd really love to keep her at work but she is getting to the point where she needs to have a day care situation.
Truthfully the thought of leaving her with someone else has been one of the biggest heartaches of my life. It's amazing how you change when you become a parent. How someone can have such a death grip on your emotions and yet be so innocent and blissfully unaware of it themselves. You wonder if they will ever know just how much you unconditionally love them. What a sappy mother I am.
So with a new expense at our feet, daycare, one place in our budget that could be trimmed is gas expenses. Other benefits of getting closer to our jobs would be more time in the day not spent in the car. I can tell you for a fact that 2 hours a day of forced confinement with your spouse is good for your relationship but it might be boarder line overkill couples therapy.
We would also be closer to our family who also lives an hour away from our current home. It's time to sell.

Lindsay

ITHACA YACHT CLUB - Reduced rates for NEW members and re-joining members

This is your invitation to enjoy one of the most beautiful lakefront settings on the West Shore, The Ithaca Yacht Club.
You don't even have to want to own a boat, but if you or your friends or clients have ever thought about joining (or re-joining) the Ithaca Yacht Club -- OR if you're looking for a great summertime social atmosphere for leisure activity-- for both adults and kids-- by the lake, NOW IS A GREAT TIME TO JOIN! IYC is offering a tremendous incentive to do so this summer... read on.
IYC has just announced two initiatives to increase membership....
1. NEW categories for SINGLE and JUNIOR Memberships
2. 2010 Membership Drive - 50% OFF Full Dues (in any category) for NEW and RE-JOINING Members (and pay only 75% of dues in 2011)
What does membership get you? The opportunity for you and your guests (and clients) to picnic, paddle, swim, sail, play, relax, eat, drink, and socialize -- all at IYC's beautiful west shore setting. IYC members have access to the lake for youth and adult sailing programs, summer recreation camps, kayak usage, and the chance to enjoy IYC's casual lakeside dining and pub. And we have our "laptop by the lake wifi" so you can enjoy your membership on your free time and during work hours too! You also get limited reciprocal privileges with the Ithaca Country Club.
Help IYC celebrate the beginning of its second hundred years at "your lake level cottage on the lake"! For more information see below or visit www.ithacayc.org or contact IYC at membership@ithacayc.org or 607-272-9171. You can also plan to tour the club during one of our open houses on Sunday May 30 or Saturday June 19 between 11:00 and 2:00.
It will be great to see you on the Point!
2010 DUES FOR NEW (or re-joining) MEMBERS
SENIOR Family (SR) Full: $1292 2010: $646 (+tax)
for all family households where the eldest member is over 35 as of July 1st and includes grown children through age 24
SINGLE (S) Full: $775 2010 $388 (+tax)
is for an individual with no family members, defined as no spouse, partner or children
JUNIOR Family (JR) Full: $646 2010: $323 (+tax)
for family households whose oldest member is 35 or less on July 1st
Remember to try to get to the Open House this Sunday, 11-2, and also tell the sign up person at the open house, or when you join that you learned about this great membership incentive from CANDE's BLOG INVITATION.
All the best for a wonderful summer!
Cande
Member West Shore Homeowners Association and IYC
Don't hesitate to Invite your friends. And if you have questions, just email or call me!

A Love Letter to our House

Dear House,

You were our first house. You were our dream. We needed a place close to work and a place where we could launch our boat to sail on the beautiful lake that you are so near to. We needed a place to plant a vegetable garden, and to have beautiful flowers planted just where we wanted.

We needed a place to call our own, with a big kitchen, a great laundry room, and a place to keep our cars warm and dry in winter. We needed a house with a great porch for summertime grilling and warm insulation to keep us toasty warm in the winter. You have provided that for us.

It's true, there were some things that we improved about you. We didn't like the floors upstairs so we put in laminate flooring. We planned to replace the downstairs flooring with hardwoods Dan sawed himself. We didn't like the old ceilings and lighting in the kitchen and the dining room so we replaced those too. You are a great house and we wish we could pack you too when we move.

We both now have jobs on the other side of that beautiful lake. We don't have time to enjoy your great wrap around porch, or ping pong in that great big garage. We have to move on, I hope you understand. It's not you it's our circumstances. We will find you a new family to enjoy your great virtues. As they say, breaking up is hard to do.

(written by the owner of a VERY wonderful village home, 17 miles north of Ithaca, that will be coming on the market soon...)

Absolutely MOVE-IN Ready, 116 Woolf Ln., Ithaca

Leave your toolbox behind! This beautiful home at 116 Woolf Lane, in Ithaca is totally move-in ready!

This low maintenance, must-see Colonial is on a very quiet street, near Cayuga Medical Center. Lovingly maintained and immaculate like-new two story, 3-bedroom, 1-1/2 bath home with many recent updates. Fabulous floor plan with great working kitchen with breakfast room / family room open to kitchen. Extra Large living room with newer bay window. Spacious dining room perfect for entertaining. New front porch and cozy rear patio. Newer flooring and recent interior paint. New storage shed and side patio. A must-see close to Ithaca and Cayuga Medical Center.

Directions: From Ithaca, drive 3-1/2 miles on Rt. 96 (Cliff St.). Turn right on Woolf Lane, drive .3 mi. to beige, 2-story home. Call your Realtor or go to 116 Woolf Lane, Ithaca for more info and a complete list of updates.

Request a Showing Appointment.

Interest Rates are Low, Low, Low!

It's hard to imagine that interest rates have continued to remain at 50-year lows.
My lending representative, Kimberly Rozell, at CFCU in Ithaca, sent me their Rate Sheet for today, and listen to this: Just 4%-- that's FOUR-- for a 10-year, Fixed Rate Mortgage, with a 60-day rate lock, no points, (4.471% APR, based on $100,000 loan amt and 20% down).
See all CFCU Mortgage Rates
Find your dream home at: www.CandeCarroll.com

First Quarter's done, and we're well into the Second... ??

Good grief!Where is this year going!

I recently decided to revitalize my blog (more about that later), so here I am looking at that stupid clock ticking down to -- well, of course, now it's ticking down to New Year's Eve 2010/2011.

Oh, well, Let's review. How's the Real Estate Business in Ithaca? Right now there are 741 residential properties on the market. As of today, the average days on the market is 146. The average selling price here is $184,332, and homes are selling at an average Listing Price to Selling Price of 94.93%.

For an individual agent such as myself? My first quarter surpassed my total sales in 2009; two months into the second quarter I've surpassed first quarter's numbers. And I'm psyched to push forward for my clients, getting them the best price for the homes I'm listing, and the best price for my clients who are ready to buy.

Go to www.CandeCarroll.com to search for YOUR perfect home, or to contact me about how to get your home ready to put on the market and we'll get it listed. Cande@RealtyUSA.com, or just pull out your phone and call me at 607-227-2978